Trades District Vision Plan

THE TRADES DISTRICT VISION PLAN City of Bloomington October 2019

Contents INTRODUCTION .......................... 3 The Trades District & Certified Technology Park ....

Vision Plan Goals ............................................................

Stakeholder Summary .....................................................

Market Analysis Summary ............................................

4 5 6 7

VISION PLAN ............................... 8 Guiding Principles ............................................................ 9 Vision Plan: Site Plan Use Concepts ............................... 10 Concept Development Summary .................................... 11 Parking ................................................................................ 12 Access & Circulation ......................................................... 13 Massing Model .................................................................. 14 Birdseye .............................................................................. 15 Site Cross Sections .......................................................... 16 Blocks ................................................................................. 18 Street Sections ................................................................ 23 Character Imagery .......................................................... 28

DEVELOPMENT GUIDELINES .... 31 Setback Guidelines ..........................................................

Building Form Guidelines ...............................................

Materials Guidelines ........................................................

Parking & Access Guidelines .........................................

Landscape Guidelines ......................................................

Lighting Guidelines ...........................................................

Signage Guidelines ...........................................................

32 33 36 37 38 39 40

City of Bloomington 401 N Morton Street Bloomington, Indiana 47404 812.349.3400 bloomington.in.gov

City of Bloomington | The Trades District Vision Plan

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INTRODUCTION

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The Trades District & Certified Technology Park THE TRADES DISTRICT The Trades District is the technology and commercial center of the larger Bloomington Certified Technology Park (CTP). The CTP is located immediately northwest of the courthouse square and downtown core. It is home to the Showers Municipal Complex, numerous mixed use developments, and many tech businesses. The Trades District vision plan area includes approximately 14 acres; the Covenants, Conditions, and Restrictions (CCRs) for the Trades District, as approved by the City of Bloomington Redevelopment Commission, apply to 7.5 of these acres.

Certified Technology Park: 65 acres Trades District Study Area: 14 acres Trades District CCR Area: 7.5 acres Key Dates: • 2005 - CTP created • 2006 - CTP action plan • 2009/2010 - CTP re-certified • 2011 - City purchases The Trades District parcels • 2013 - CTP Master Plan and Redevelopment Strategy adopted • 2016 - CTP re-certified • 2018 - The Dimension Mill coworking and incubator redevelopment begins • 2018 - The Trades District Phase 1 infrastructure construction begins

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Vision Plan Goals 1. Develop a vision for the future design and aesthetics of the Trades District, in order to better communicate the City’s intent for this transformational area and market these redevelopment opportunities to local, regional, statewide, and national developers and investors.

2. Focus on growing jobs and wages within the Trades District. Employment density is a priority while also creating new non-student focused housing.

6. Identify potential development sites that support the goals of the Certified Technology Park Master Plan and Redevelopment Strategy while creating opportunities for a more organic progression of development that may include smaller buildings sites and varied building character as opposed to one master developer.

7. Create recommendations for building form and massing, density, setbacks, open space, landscape and lighting that can be used as the basis for changes to the zoning ordinance or covenants, conditions, and restrictions (CCRs) for the district.

3. Capitalize on City investments in infrastructure including the design and development of new streets and streetscapes meant to enhance the potential of the Trades District.

4. Develop an understanding of potential market demand for residential, retail, and office uses, and the parking demand generated by the anticipated use mix.

5. Build on recent developments, including Pedcor’s B-Line Heights 34-unit affordable housing development, Solution Tree’s new office, and the reutilization of the Dimension Mill as co-working space.

View of 10th Street improvements under construction.

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Stakeholder Summary FOCUS GROUP MEETINGS

OVER-ARCHING THEMES

• Builders • City Council • Commercial Real Estate Brokers • Developers • Indiana University • Ivy Tech • Trades District Businesses • Trades District Property Owners

• Housing ▫ Workforce affordability ▫ Student housing pressures on market ▫ Need modern apartments not geared towards students ▫ Demand for condos ▫ Opportunities for senior housing • Office ▫ Small to mid-size spaces with flexible leases ▫ No demand for classic large spaces ▫ Concerns with cost to build new/rehab historic versus current rent per square foot

• Need predictability in process ▫ Zoning ▫ Exactions/commitments • 25-35 age group left out in terms of housing, retail, social activities • Allow density but ensuring correct massing & proportions • Parking ▫ Should be structured ▫ City needs to assist in funding ▫ 500+ spaces • Develop neighborhood character with restaurants, dwellings, and offices

View southeast from the corner of 11th and Rogers.

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Market Analysis Summary The following tables detail the site’s potential to support office, residential, and retail development over a five-year period. The ability to realize amounts of development over the base market is dependent on various x-factors, such as offering unique or missing products, rich amenities, or attracting anchor tenants. The City’s vision for the Trades District establishes ambitious goals to maximize office development above the projected five-year development potential. While not directly aligned with the results of the market analysis, the City is confident in the Trades District’s potential as a holistic innovation and employment hub.

OFFICE DEVELOPMENT POTENTIAL BASE MARKET

SIMILAR DEVELOPMENT

ADVANCED IMPLEMENTATION

LARGE ANCHOR USER

CITY’S VISION

42,000 sqft Assumes little to no change in development patterns from today.

73,000 sqft Assumes development that is similar to the current product offered in surrounding areas.

105,000 sqft Assumes new space accommodates the needs of fast growing innovation and tech firms by offering flexible “missing middle” office space and district parking solutions.

200,000+ sqft Assumes a large anchor tenant is attracted to the site and will change the market dynamics for many years.

300,000+ sqft Prioritizes office development as the primary use, even if that means a potentially longer build-out period.

The core parcels, subject to the CCRs must contain a minimum of 80% of finished square footage as office space.

ONE-OF-A-KIND DEVELOPMENT

CITY’S VISION

800 units Assumes development is unique within the market and fills current void for live-work, non-student, and attainable workforce housing options within an amenity rich innovation district.

240 units Promotes limited non-student residential development on the core parcels, while allowing increased residential density west of Rogers Street.

RESIDENTIAL DEVELOPMENT POTENTIAL BASE MARKET

SIMILAR DEVELOPMENT

190 units Assumes little to no change in development patterns from today.

310 units Assumes development that is similar to the current product offered in surrounding areas.

MARKET-RESPONSIVE DEVELOPMENT 430 units Assumes new development responds to market preferences and needs, but lacks the holistic neighborhood approach.

RETAIL DEVELOPMENT POTENTIAL BASE MARKET 8,000 sqft Retail development potential is highly dependent on the type and intensity of the final development program. Food and beverage is the likely target for future retail.

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VISION PLAN

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Guiding Principles 1. Variety of office space types and sizes to support job density and business growth of a diverse mix of companies, including startups, companies growing out of the Dimension Mill, and other businesses looking for a more contemporary, walkable environment.

2. Mixed-use development that includes limited condominium and apartment units that can be marketed as non-student housing.

3. Reflect potential development intensities as determined by the market analysis and City vision for the district.

4. Enhanced connectivity to B-Line and larger Bloomington bicycle and pedestrian network.

5. Active streetscapes to reinforce neighborhood character and create a vibrant pedestrian district.

6. Variation in facades and building heights to produce more interesting and organic urban form.

7. Embrace Trades District phase one infrastructure components to further activate public spaces.

8. Use natural topography as an advantage to minimize the visual impacts of parking.

View of the Dimension Mill under construction.

9. Create a series of street level and elevated green spaces and terraces to provide places of interest and gathering for both employees and residents of the district.

10. Identify one or two key locations for restaurants and supporting retail businesses.

11. Reflect local character and historical significance with a vision to the future.

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Vision Plan: Site Plan Use Concepts KEY 11th 1

1 1

2

11

1 9

Rogers

1

9

1

5

2

3

9

Madison

9

4

10

Morton

3

9

Trades

1

2

13

1

7

12

1 1

1

Office

2

Office With Residential Above

3

Residential (Condos, Apartments)

4

Residential (Townhomes)

5

Retail / Restaurant

6

New Parking Structure

7

Cycle Track

8

B-Line

9

Pedestrian Plaza / Courtyard

10

Coworking / Incubator (Dimension Mill)

11

Office (Showers Kiln Building)

12

Office (Showers Administration Building)

13

Residential (B-Line Heights Apartments)

9

8

10th 5 6

Note: The Trades District Covenants, Conditions, and Restrictions (CCRs) require a minimum of 80% of finished building square footage to be dedicated to employment uses.

The CCRs area is outlined in red.

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Concept Development Summary The following development summary represents a potential build-out scenario for the planning area. This is not an actual development proposal.

Building footprints, heights, and use mixes will vary when actually developed, but the intent of the plan and development potential should be respected.

Trades

OVERALL AREA: Morton

Rogers

Madison

11th

Office: 362,000 square feet 1 Apartments/Condos: 230 units Townhomes: 14 units Retail: 8,200 square feet

CCRs AREA:

Office: 265,000 square feet 2 Apartments/Condos: 59 units Retail: 6,000 square feet Includes the Dimension Mill Coworking, Kiln Building, and Showers Administration Building.

2 Includes the Dimension Mill Coworking and Kiln Building.

1

10th

Note: The City of Bloomington has traditionally described multi-family residential developments in terms of the number of bedrooms. This is because student-oriented residential developments may include four or five bedroom units, and an overall unit count may not be representative of potential impact. However, housing options envisioned for the Trades District are not intended to serve the student population.

These units will primarily be studio, one, and two bedroom apartments or condos and as such, are described in terms of the number of units and not bedrooms.

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Parking Balancing parking needs with development potential will be critically important to the success of the district. The conceptual development plan presented in this report is predicated on both below ground and above ground parking structures. As development intensities increase, the second below ground parking level or an additional above ground garage may be needed.

Morton

Madison

11th

KEY Above Ground Garage: 379 spaces Below Ground Garage: 404 spaces (1 level) 828 spaces (2 levels)

Trades

Surface Parking: 110 spaces 1 On-Street Parking: 94 spaces Garage Access

Rogers

1

10th

Includes the existing Solution Tree parking lot.

Note: The City’s Unified Development Ordinance includes specific parking requirements based on use, and how parking may be shared between uses. The above parking figures represent one scenario for how to accommodate parking for the district. Actual parking requirements will be dependent on a final development program.

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Access & Circulation

Trades

Morton

Madison

11th

In addition to enhanced streetscapes throughout the district, the vision plan includes several bicycle and pedestrian amenities to support enhanced connectivity and circulation. A grade-separated cycle track is proposed for the east side of Rogers Street to connect to the B-Line Trail. Additional pedestrian ways have been created to connect plaza and courtyard spaces to other key areas and destinations. Roof terraces and gardens are recommended to create amenity spaces for offices and residences, while providing visual interest and varied roof lines.

KEY At Grade Court / Dining / Terrace Roof Terrace / Garden

Rogers

Pedestrian Corridor Cycle Track

10th

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Massing Model ADMIN. BLDG.

10t h

DIMENSION MILL (COWORKING)

H SO UT

ad

M

n

o is

Tra d

es

KILN BLDG. B-LINE HEIGHTS (MULTI-FAMILY)

Office

KEY

Ro g

er

s

11 th

Restaurant / Retail Multi-Family (Apartments / Condos) Single Family (Townhomes) Existing / Planned Development City of Bloomington | The Trades District Vision Plan

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Birdseye Looking Southeast 10TH

PARKING GARAGE

ST.

PEDESTRIAN CORRIDOR

S

ST .

PIN OAK COURT B-LINE

RO G

ER

DIMENSION MILL

CYCLE TRACK

KILN

COURTYARD B-LINE HEIGHTS

11 T

HS

T.

GREEN ROOF/ TERRACE

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North/South Cross Section

SOUTH

1Oth St.

NORTH

Trades St.

11th St.

KEY Sidewalk Open Space / Courtyard / Tree Lawn Water Feature On-Street Parking Structured Parking Travel Lane Bike Lane Subgrade

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East/West Cross Section

WEST

EAST Dimension Mill

Rogers St.

Courtyard / Pedestrian Corridor

Madison St.

KEY Sidewalk Open Space / Courtyard / Tree Lawn Water Feature On-Street Parking Structured Parking Travel Lane Cycle Track Subgrade

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Northwest Block BUILDING

1

Total Square Footage: 97,000 sf Number of Stories: 5 Footprint: 19,400 sf Office: n/a Multi-Family Residential: 5 floors / 97,000 sf / 97 units Retail / Restaurant: n/a

11th

BUILDING

1

2

Total Square Footage: 36,120 sf Number of Stories: 5 Footprint: 7,224 sf Office: 5 floors / 36,120 sf Multi-Family Residential: n/a Retail / Restaurant: n/a

2

BUILDING

3

Rogers

Total Square Footage: 73,440 sf Number of Stories: 4 Footprint: 18,360 sf Office: n/a Multi-Family Residential: 4 floors / 73,440 sf / 73 units Retail / Restaurant: n/a

4

BUILDING

3

Trades

4

Total Square Footage: 26,880 sf Number of Stories: 4 Footprint: 6,720 sf Office: 4 floors / 24,640 sf Multi-Family Residential: n/a Retail / Restaurant: 2,240 sf

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Northwest Block Alternatives s er

s er

g Ro

g Ro

11 t

11 t

h

h

H

H

T OU

T OU

S

S

ALTERNATIVE A

er

g Ro

ALTERNATIVE B

s

er

g Ro

The Northwest Block is outside of the Trades District CCRs area, and therefore not subject to the 80% minimum office square footage requirement. The potential development scenario depicted in the massing model on page 14 and plan layout on page 18 approximate a 25% office to 75% residential mix. If a higher office percentage is proposed on this block, an above ground parking structure would likely be required, in addition to below ground parking. The massing diagrams to the left and corresponding development summaries below depict four alternative build-outs that approximate a 50/50 office to residential mix.

ALTERNATIVE A: Office: Apartments/Condos: Retail: Parking:

s

76,350 square feet 96 units 2,400 square feet 235 spaces

ALTERNATIVE B: Office: Apartments/Condos: Retail: Parking:

97,150 square feet 82 units 2,400 square feet 258 spaces

ALTERNATIVE C: 11 t

Office: Apartments/Condos: Retail: Parking:

11 t

h

h

TH

U SO

ALTERNATIVE C

TH

U SO

ALTERNATIVE D

76,500 square feet 99 units 2,400 square feet 235 spaces

ALTERNATIVE D: Office: Apartments/Condos: Retail: Parking:

84,500 square feet 77 units 2,400 square feet 235 spaces

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Center North Block BUILDING

Total Square Footage: 55,640 sf Number of Stories: 4 Footprint: 16,960 sf Office: 2 floors / 33,920 sf Multi-Family Residential: 2 floors / 22,260 sf / 22 units Retail / Restaurant: eligible but sf counted towards 1st floor office

11th

BUILDING

6

BUILDING

8

Madison

7

9

7

Total Square Footage: 25,610 sf Number of Stories: 4 Footprint: 7,025 sf Office: 4 floors / 25,610 sf Multi-Family Residential: n/a Retail / Restaurant: n/a

BUILDING

8

Total Square Footage: 55,080 sf Number of Stories: 4 Footprint: 16,470 sf Office: 2 floors / 30,540 sf Multi-Family Residential: 2 floors / 22,140 sf / 22 units Retail / Restaurant: 2,400 sf

BUILDING Trades

6

Total Square Footage: 26,760 sf Number of Stories: 4 Footprint: 6,690 sf Office: 4 floors / 26,760 sf Multi-Family Residential: n/a Retail / Restaurant: n/a

5

Rogers

5

9

Total Square Footage:14,755 sf Number of Stories: 2 Footprint: 9,175 sf Office: 2 floors / 11,160 sf Multi-Family Residential: n/a Retail / Restaurant: 3,595 sf City of Bloomington | The Trades District Vision Plan

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Northeast Block BUILDING

Total Square Footage: 6,540 sf Number of Stories: 2 Footprint: 3,270 sf Office: 2 floors / 6,540 sf Multi-Family Residential: n/a Retail / Restaurant: n/a

11th

10

BUILDING KILN BLDG.

KILN BUILDING

Morton

Madison

11

Typical Square Footage: 2,400 sf Number of Stories: 3 Single Family Residential: 14 townhomes

11

DIMENSION MILL

10

Total Square Footage: 5,700 sf Number of Stories: 1 Footprint: 5,700 sf Office: 1 floor / 5,700 sf Multi-Family Residential: n/a Retail / Restaurant: n/a

DIMENSION MILL Total Square Footage: 19,000 sf Number of Stories: 1 - 2 Footprint: 17,500 sf Coworking / Office: 1 floor / 19,000 sf Multi-Family Residential: n/a Retail / Restaurant: n/a

Trades

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Center South Block Trades

16 12

10th

Madison

Rogers

ADMIN. BLDG.

15

12

BUILDING

13

BUILDING

14

BUILDING

15

BUILDING

16

Total Square Footage: 21,600 sf Number of Stories: 3 Footprint: 7,200 sf Office: 1 floor / 7,200 sf Multi-Family Residential: 2 floors / 14,400 sf / 14 units Retail / Restaurant: n/a

Total Square Footage: 53,649 sf Number of Stories: 3 Footprint: 18,687 sf Office: 3 floors / 53.649 sf Multi-Family Residential: n/a Retail / Restaurant: n/a

14

13

BUILDING

Total Square Footage: 28,990 sf Number of Stories: 2 Footprint: 20,800 sf Office: 2 floors / 28,990 sf Multi-Family Residential: n/a Retail / Restaurant: n/a

Total Square Footage: 16,840 sf Number of Stories: 2 Footprint: 8,420 sf Office: 2 floors / 16,840 sf Multi-Family Residential: n/a Retail / Restaurant: n/a

Total Square Footage: 18,000 sf Number of Stories: 3 Footprint: 6,000 sf Office: 3 floors / 18,000 sf Multi-Family Residential: n/a Retail / Restaurant: n/a

SHOWERS ADMIN. BLDG. Total Square Footage: 18,000 sf Number of Stories: 3 Footprint: 7,100 sf Office: 3 floors / 18,000 sf

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Rogers Street | Existing

VIEW NORTH

Building Site

2’

4’ Sidewalk

8’ Parking

12’ Travel Lane/Sharrow

10.5’ Travel Lane

5’ Bike Lane

6.5’ Sidewalk

2’

Building Site

50’ Overall Right-of-Way City of Bloomington | The Trades District Vision Plan

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Rogers Street | Proposed

VIEW NORTH

Building Site

8’ Sidewalk

8’ Parking

10’ Travel Lane

10’ Travel Lane

8’ Parking

4’ Buffer

10’ Cycle Track

8’ Sidewalk

Building Site

66’ Overall Right-of-Way City of Bloomington | The Trades District Vision Plan

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Rogers Street | View South Towards Trades Street & B-Line

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11th Street | Existing

VIEW WEST

Building Site

6.5’ Sidewalk

6’ Bike Lane

12’ Travel Lane

12’ Travel Lane/Sharrow

7’ Parking

5.5’ Sidewalk

Upland Brewing

50’ Overall Right-of-Way City of Bloomington | The Trades District Vision Plan

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11th Street | Proposed

VIEW WEST

Building Site

14’ Sidewalk

7’ Parking

6’ Bike Lane

10’ Travel Lane

11’ Travel Lane/Sharrow

7’ Parking

5.5’ Sidewalk

Upland Brewing

61’ Overall Right-of-Way City of Bloomington | The Trades District Vision Plan

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Character Imagery

Proposed Office/Retail | Chicago, IL City of Bloomington | The Trades District Vision Plan

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Character Imagery

Office/Condo | San Diego, CA City of Bloomington | The Trades District Vision Plan

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Character Imagery

Condo/Restaurant/Retail | Portland, OR

Proposed Retail/Restaurant/Apartments | Columbus, OH

Office/Retail/Condo | Vancouver, BC

Restaurant/Condo | Nashville, TN City of Bloomington | The Trades District Vision Plan

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DEVELOPMENT GUIDELINES

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Setback Guidelines - Minimum: 0 feet - Maximum: 10 feet An additional 5 feet of setback may be provided for entrance features or outdoor dining.

11th

Madison

• Primary Frontage ▫ Front Setback

Morton

▫ Side Setback - Minimum: 5 feet

▫ Rear Setback - Minimum: 5 feet * *10 feet along alley or pedestrian corridor

Trades

• Secondary Frontage ▫ Front Setback

- Minimum: 0 feet - Maximum: 50 feet - Minimum: 5 feet

▫ Rear Setback

- Minimum: 5 feet * *10 feet along alley or pedestrian corridor

Rogers

▫ Side Setback 10th

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Building Form Guidelines • Building Height

- Maximum: 5 stories (55‘)

ZONE 1

▫ Zone 2: - Minimum: 1 story (25’)

ZONE 2

- Maximum: 4 stories (45’) • Floor-to-Ceiling Height

Morton

- Minimum: 3 stories (35’)

11th

Madison

▫ Zone 1:

Trades

▫ All ground floor commercial space - 12’ min.

• Ground Floor Finish Level ▫ Commercial - 6” max.

Rogers

▫ Residential - 18” min.

10th

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Building Form Guidelines • Façade Differentiation ▫ Long facades must be divided into sections to give the appearance of multiple buildings, as reflected in more traditional downtown development patterns.

40 - 65’

40 - 65’

40 - 65’

40 - 65’

▫ Typical section width should be between 40 and 65 feet. ▫ Any facade width interval longer than 100 feet must be divided into two or more sections. ▫ Adjacent sections should utilize different primary façade materials that continue to the full height of building. ▫ Sections should be offset with depth (projecting or recessing) changes of a minimum of 5% of the facade length or 5 feet.

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Building Form Guidelines • Frontage ▫ Building façade, within the permitted setback area, must occupy 75% of the linear street frontage. ▫ Applies to all sides that face a public street (not alleys).

• Transparency

MINIMUM 75% OF FRONTAGE WIDTH

10’ SETBACK ZONE

▫ Commercial uses - A minimum of 75% of the street facing building facade between two feet and eight feet in height must comprise clear windows that allow views of indoor space. ▫ Residential uses – A minimum of 30% of the first floor facade should be windows. ▫ Upper floors – A minimum of 20% of the upper floor facade should be windows. ▫ Upper story windows should have a vertical emphasis.

MINIMUM 20% TRANSPARENCY

• Entrances ▫ All buildings must have a primary entrance door facing a public sidewalk.

8‘

MINIMUM 75% TRANSPARENCY

2’

▫ Entrances at building corners may be used to satisfy this requirement.

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Material Guidelines • Primary Facade Materials ▫ Brick ▫ Stone ▫ Glass (not mirrored) ▫ Architectural Metal (not corrugated or ribbed) ▫ Wood • Secondary Facade Materials ▫ Split-face cement block ▫ Cementitious siding

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Parking & Access Guidelines • Surface parking lots should not be permitted west of Madison Street.

• First floor commercial space should wrap parking structures to activate the streetscape.

• No off-street parking is required for non-residential uses under 3,000 gross square feet. For nonresidential uses over 3,000 gross square feet, parking requirements should be based on square footage over 3,000 square feet.

• Street-adjacent openings on parking structures should be limited to entrance and exit lanes, and pedestrian entrances to stairs and elevator lobbies.

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Landscape Guidelines

Morton

Madison

11th

Trades

Rogers

• Street trees should be planted along 10th Street and 11th Street.

• Trees should not be spaced greater than 30 feet on center.

• Tree pits should be a minimum of 5’x5’ or 4’x6’.

• Shade trees should be a minimum of 10 feet in height and 3 inches in caliper when planted.

• The pedestrian corridors, courtyards, and open spaces should be designed as integral parts of the site and overall district with high quality amenities and landscapes.

• The use of native plant species and cultivars of native plant species that are adapted to the local climate is strongly encouraged within the Trades District.

10th

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Lighting Guidelines • Well-designed and properly located lighting is critical in creating a safe and comfortable environment for both pedestrians and automobiles.

• A consistent lighting style should be used throughout the district to reinforce character and identity.

• Pedestrian-scaled street lights shall be less than fifteen feet high from the height of the sidewalks.

• Lighting should be used to highlight building facades, signs, architectural details, and other key elements that provide interest to the district.

• Full cutoff fixtures should be used to limit glare and light spillage onto adjacent properties.

Other development controls • Retail establishment size ▫ The gross floor area of retail establishments should not exceed 6,000 square feet

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Signage Guidelines Allowed Sign Types • Awning • Directory • Marquee • Projecting • Suspended • Wall • Wall Mural • Window • Sandwich Board

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City of Bloomington 401 N Morton Street Bloomington, Indiana 47404 812.349.3400 bloomington.in.gov